My Hall Green solicitor has identified an inconsistency when comparing the surveyor’s assumptions in the home valuation survey and what is in the legal papers for the property. My solicitor informs me that he is obliged to ensure that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s approach legitimate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

What will a local search reveal about the house we're purchasing in Hall Green?

Hall Green conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company such as Xpress Legal The local search plays an important part in many a Hall Green conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

I decided to have a survey done on a property in Hall Green ahead of appointing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies may not issue a loan on a flying freehold property.

It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you contact us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hall Green. Conveyancing will be smoother if you use a solicitor in Hall Green especially if they are accustomed to such properties in Hall Green.

My wife and I purchased a leasehold flat in Hall Green. Conveyancing and Halifax mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Hall Green who acted for me is not around. Any advice?

The first thing you should do is make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to instruct a Hall Green conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a ground floor flat in Hall Green, conveyancing having been completed April 1998. Can you work out an approximate cost of a lease extension? Equivalent properties in Hall Green with an extended lease are worth £186,000. The ground rent is £55 invoiced annually. The lease expires on 21st October 2078

With only 53 years remaining on your lease the likely cost is going to span between £27,600 and £31,800 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

I am looking to buy a flat and require a conveyancing solicitor in Hall Green who is on the lender approved panel. Can you recommend a Hall Green or local Hall Green solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who do conveyancing in Hall Green. We dont recommend any particular solicitor.